I would slightly disagree with comments above. I'm coming to the end of a renovation project that has taken 3 years from concept to reality. We initially contacted a local building contractor who put us in contact with his recommended architect. We all sat down together and worked out a design/plan and budget for our renovations. If you don't consult a contractor at the beginning you could find the beautiful architects drawings you have - and have planning permission for, are completely unaffordable! I agree at the design stage a contractor will not be able to give you detailed costs - but they can at least advise what design elements would come within your budget. Also we found good reputable builders can be booked up anything up to a year in advance - so yes if you want to start next spring you need to get started with plans/budgets etc. As for moving out - that would depend on the existing and new layout of your house - and if the building work can be done in stages minimising disruption to your living accommodation. With our project we were left with no choice really but to move out. For us it's made for a much less stressful process and probably a considerably quicker build time. Most of all good luck with your project. I've enjoyed our ours so try to enjoy the process!

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I think that by the end of this week we'll finally be completed !!!! We had the carpenters around yesterday to fit the skirting boards and put in a nice hardwood threshold and to fit door architraves etc. Sometime this week we should have the painters back to put a 3rd coat on the walls & ceiling, paint the skirtings & doors (F&B Worsted like the rest of the house) Then before the end of the week the builders are back just to finish the little things (the wire for the radiator needs to look better, either trunking or clipped neatly to the wall and painted) etc. We did the standard ceremonial trip to IKEA over the weekend and got the cabinets, blinds, shelves, picture frames etc (plus the obvious 150 tea-light candles that will never get used) It's within touching distance. I phoned the landscape people yesterday and given them 2 weeks notice to start their work as they need to hire a massive sump grinder as the one they have isn't big enough, and give them time to prep. now that the skip and builder have tidied everything up.

There are some really valid points made here so far and some thought-provoking space planning ideas so thanks so much for those. I wasn’t sure if people were interpreting the drawing lines near the dining table as a wall but they are in fact the outlines of where the RSJ structure would need to go. Also, the existing patio doors are drawn in but to tell you the truth I would remove those once I have building control sign off. Too many doors would be impractical and each one would need to have a door closer on it! But a necessary evil for fire reasons. I think the sprinkler systems are around £10K so I would rather not thanks. I see one design shows the living room open on the 1st floor but from what I understand that would not be allowed as there needs to be a safe protected means of escape from the bedrooms right down to the ground floor. The stairs need to be in an enclosure but correct me if I’m wrong. Using the garden doors as safe means of escape is a possibility and we have a side alley/access so a door could be added. On one design there is a utility which I am trying to fit in rather than just using the under stairs space for the washing machine etc. I don’t like the idea of walking through the kitchen instead of a hallway but I can see the point about that they wasted space. Although corridors are good place to hang art work and paintings! Also people might get in the way of the cook! One question which I’m finding hard to phrase…. At what stage in a property renovation does building control become applicable or more specifically when do the fire regs start to make an appearance? Is it because I’m adding a potential fire source to the garage? The neighbours opened up the existing kitchen on the 1st floor (see estate agent drawing) and combined the dining space with the kitchen. But there is no record of them consulting with the council but they did have to get building control for the garage conversion. Seems odd. But I just wander will the inspector be looking at the entire house (such as if toughened glass on patio doors) or just look at the conversion work in the garage? If I have to pass though the living room to get to the other staircase will this be an issue for example? I feel that I need to get a clearer ideal of what is really necessary and strip everything down to the essentials. I wish to spend a lot of time with an Architect but their time is expensive so I guess I’m trying to work out the best way to proceed in terms of the layout and design. The architect costs £80 per hour and he studied at a well-recognised University. He didn’t really listen or interview us but did one plan on top of my drawing and said shall we go with that then? He also said that access and egress is taking a lot of space which others are saying on Houzz. In one design I have opened up the whole ground floor space and changed the stairs to the front in a design but at what cost? At the same time I think I need to be quite pragmatic and too much structural changes are going to cost. The budget is not going to be huge for this house. Its not worth spending say £100K on this house as its next to a busy road and the property could end up being a real money pit. I was hoping for £50k finished but that’s with me laying the floor, decorating and making my own kitchen. Possibly being a laborer and doing the project timeline charts and ordering materials. Essentially, we need a family sized kitchen and since I have built a studio in the garden and park on the driveway it makes sense to convert the garage. The garage is long and narrow and more space I think is needed for a kitchen diner/family room. I am hesitant in placing loads of expensive RSJ’s everywhere and having sprinkler systems installed. Also, I don’t really want building control legislation to have to come into force on the whole house top to bottom. Maybe I’m being over fearful of Building Control! We had done drawings for a whole house recon fig including the top floor bedroom and where going to put two new staircases in. Building work got really expensive (Covid/cost of living etc) I got Nervous of increased materials costs too, builder so decided to scale back original plans and be a bit more pragmatic. We may have placed some constrains on the overall ‘ultimate’ layout design. But making use of the spare time available during the Covid restrictions was essential when it came to renovating the top floor bathroom. The top floor bedrooms work quite well as they are so I didn’t see much point in re-configuring everything. But I do get the message and it does make sense to have holistic approach in an ideal World. For me to take up the decking ready for the extension and cover up the astro turf is no real concern. I really wanted a home studio workshop and as the garage is going it gives more storage etc.